Breakwater vs South Geelong

South Geelong is the younger of the two, with a median age of 37 against 40 in Breakwater. In both, most households own their home and most homes are detached houses. In Breakwater, about half of households are people living alone. Houses cost more in South Geelong: a median of $845,000, against $565,000 in Breakwater, and rent is higher there too. On these figures, Breakwater tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

South Geelong

ahead on the one thing that separates them

  • has more parks and reserves (5 vs 2)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Breakwater has cheaper houses ($565,000 vs $845,250)
  • South Geelong has cheaper units ($596,475 vs $705,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Breakwater has cheaper rent ($300/wk vs $350/wk)
  • South Geelong leaves renters under less rental stress (21% vs 28%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

South Geelong

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (67 min vs 72 min)
  • sits closer to the CBD (76.4 km vs 80.3 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Breakwater and South Geelong drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Breakwater South Geelong
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Breakwater South Geelong
Walkability 48 / 51
Breakwater — Walkability: 48/100 South Geelong — Walkability: 51/100
Safety 10 / 3
Breakwater — Safety: 10/100 South Geelong — Safety: 3/100
Low fire risk 100 / 100
Breakwater — Low fire risk: 100/100 South Geelong — Low fire risk: 100/100
Low flood risk 15 / 13
Breakwater — Low flood risk: 15/100 South Geelong — Low flood risk: 13/100

Demographics

South Geelong has higher household incomes ($85,384 vs $56,004); South Geelong rents higher ($350/wk vs $300/wk).

Breakwater South Geelong
Population 1,060
+4% vs other
 1,014
Population trend (2016 → 2021) +4.5% +2.1%
Median age 40 37
Median household income $56,004/yr $85,384/yr
+52% vs other
Median weekly rent $300/wk $350/wk
+17% vs other

Age profile

Share of residents in each band, 2021 Census.

Breakwater South Geelong
0-4 4.1% / 6.4%
Breakwater — 0-4: 4.1% South Geelong — 0-4: 6.4%
5-14 10.5% / 10.7%
Breakwater — 5-14: 10.5% South Geelong — 5-14: 10.7%
15-19 3.3% / 3.5%
Breakwater — 15-19: 3.3% South Geelong — 15-19: 3.5%
20-24 8.4% / 7.4%
Breakwater — 20-24: 8.4% South Geelong — 20-24: 7.4%
25-34 17.4% / 17.7%
Breakwater — 25-34: 17.4% South Geelong — 25-34: 17.7%
35-44 14.0% / 15.1%
Breakwater — 35-44: 14.0% South Geelong — 35-44: 15.1%
45-54 11.1% / 12.3%
Breakwater — 45-54: 11.1% South Geelong — 45-54: 12.3%
55-64 12.6% / 12.3%
Breakwater — 55-64: 12.6% South Geelong — 55-64: 12.3%
65-74 9.7% / 9.4%
Breakwater — 65-74: 9.7% South Geelong — 65-74: 9.4%
75-84 7.3% / 4.3%
Breakwater — 75-84: 7.3% South Geelong — 75-84: 4.3%
85+ 2.1% / 0.8%
Breakwater — 85+: 2.1% South Geelong — 85+: 0.8%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

Breakwater 49.7% lone person
Breakwater — Lone Person: 49.7% Breakwater — Couple Families: 20.6% Breakwater — One Parent Families: 19.4% Breakwater — Group Household: 7.7% Breakwater — Other Families: 2.6%
South Geelong 43.5% lone person
South Geelong — Lone Person: 43.5% South Geelong — Couple Families: 30.7% South Geelong — One Parent Families: 14.3% South Geelong — Group Household: 9.6% South Geelong — Other Families: 1.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Breakwater 39.1% renting
Breakwater — Owned Outright: 30.1% Breakwater — Mortgage: 30.8% Breakwater — Renting: 39.1%
South Geelong 38.3% renting
South Geelong — Owned Outright: 30.1% South Geelong — Mortgage: 31.6% South Geelong — Renting: 38.3%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Breakwater South Geelong
Certificate III & IV 20.5% / 14.5%
Breakwater — Certificate III & IV: 20.5% South Geelong — Certificate III & IV: 14.5%
Bachelor Degree 7.1% / 17.7%
Breakwater — Bachelor Degree: 7.1% South Geelong — Bachelor Degree: 17.7%
Advanced Diploma / Diploma 6.9% / 9.4%
Breakwater — Advanced Diploma / Diploma: 6.9% South Geelong — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 2.2% / 8.3%
Breakwater — Postgraduate Degree: 2.2% South Geelong — Postgraduate Degree: 8.3%
Graduate Diploma / Certificate 1.3% / 4.2%
Breakwater — Graduate Diploma / Certificate: 1.3% South Geelong — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (20.5%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Breakwater South Geelong
England 2.2% / 3.0%
Breakwater — England: 2.2% South Geelong — England: 3.0%
India 1.3% / 1.9%
Breakwater — India: 1.3% South Geelong — India: 1.9%
New Zealand 0.9% / 1.2%
Breakwater — New Zealand: 0.9% South Geelong — New Zealand: 1.2%
Philippines 0.8% / 0.5%
Breakwater — Philippines: 0.8% South Geelong — Philippines: 0.5%
Vietnam — / 0.9%
Breakwater — Vietnam: not among its largest South Geelong — Vietnam: 0.9%
South Africa — / 0.9%
Breakwater — South Africa: not among its largest South Geelong — South Africa: 0.9%
Pakistan 0.8% / —
Breakwater — Pakistan: 0.8% South Geelong — Pakistan: not among its largest

Bars are drawn against the largest share shown (3.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Breakwater 76.4% houses
Breakwater — Houses: 76.4% Breakwater — Townhouses: 8.8% Breakwater — Flats / Apartments: 14.8%
South Geelong 68.1% houses
South Geelong — Houses: 68.1% South Geelong — Townhouses: 30.2% South Geelong — Flats / Apartments: 1.6%
Houses Townhouses Flats / Apartments

Property market

Breakwater South Geelong
Median house price $565,000 $845,250
Median unit price $705,000 $596,475
Median land price — $860,000
Typical days to sell (houses) 25 days
from 3 sales
 16 days
from 4 sales

Zoning mix

South Geelong has more industrially zoned land (52% vs 33%).

Breakwater South Geelong
Industrial 33% 52%
Parks and recreation 26% 18%
Other and special use 22% 0%
Residential 13% 18%
Infrastructure and transport 5% 9%
Commercial 0% 3%
Rural and farming 1% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Breakwater South Geelong
New dwellings approved 3,468
across Greater Geelong
same for both
Approvals change year on year +56%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Breakwater South Geelong
Houses 4.0%
$478/wk on $622K
 4.2%
$575/wk on $705K
Units —
same for both

Ranking within VIC

Breakwater South Geelong
House price Higher than 19% of VIC Higher than 36% of VIC
Income Higher than 14% of VIC Higher than 55% of VIC
Schools —
same for both
Walkability Higher than 86% of VIC
same for both
Affordability Higher than 45% of VIC Higher than 70% of VIC
EV adoption Higher than 43% of VIC Higher than 94% of VIC
NBN connectivity Higher than 80% of VIC Higher than 90% of VIC
Rental yield (houses) Higher than 68% of VIC Higher than 83% of VIC

Liveability

South Geelong scores higher overall (42 vs 24).

Breakwater South Geelong
Grade D C
Score 24/100 42/100
Socio-economic band high-need area
decile 1/10
 advantaged area
decile 8/10

Risk profile

Breakwater South Geelong
Bushfire None
0/100
same for both
Crime High
90/100
 High
97/100
Flood High
85/100
 High
87/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 9
within 5 km

Schools

Breakwater South Geelong
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 2
Deakin University, Geelong Waterfront Campus, 3.8 km
 2
Deakin University, Geelong Waterfront Campus, 1.9 km
Full-time students aged 15–24 0.9% 3.0%

Amenities in the suburb

Breakwater South Geelong
Cafes & restaurants 1 7
Parks & reserves 2 5
Childcare 0 1
Fuel stations 0 2
EV chargers 0 1

Mobility

Breakwater sits further from the CBD (80.3 km vs 76.4 km).

Breakwater South Geelong
Walkability score 48/100 51/100
Distance to Melbourne 80.3 km
+5% vs other
 76.4 km
Drive time (normal traffic) 72 min 67 min
Public transport score 54/100 89/100
Rail
Peak arrivals per hour 19.0
7-9am + 5-7pm
 95.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 3219
 1.9%
postcode 3220
Rooftop solar per 100 dwellings 28
postcode 3219
 24
postcode 3220

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Breakwater South Geelong
Car (driver) 79.3% / 55.9%
Breakwater — Car (driver): 79.3% South Geelong — Car (driver): 55.9%
Worked from Home 10.8% / 28.3%
Breakwater — Worked from Home: 10.8% South Geelong — Worked from Home: 28.3%
Walked Only 2.2% / 8.6%
Breakwater — Walked Only: 2.2% South Geelong — Walked Only: 8.6%
Car (passenger) 4.6% / 4.5%
Breakwater — Car (passenger): 4.6% South Geelong — Car (passenger): 4.5%
Bus 2.4% / 0.8%
Breakwater — Bus: 2.4% South Geelong — Bus: 0.8%
Train — / 1.0%
Breakwater — Train: not among its largest South Geelong — Train: 1.0%

Bars are drawn against the largest share shown (79.3%).

Setting

Breakwater South Geelong
Elevation 11 m
above sea level, at the suburb centre
same for both
Distance to the ocean 3.9 km
4.0 km to a named beach
 2.4 km
2.4 km to a named beach

NBN connectivity

Breakwater South Geelong
Connectivity score 71/100 80/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 46%
1,052 premises
 51%
1,246 premises

Climate

Breakwater South Geelong
Annual rainfall —
same for both
Summer max (Jan) 22.8°C
same for both
Winter min (Jul) 7.8°C
same for both

Air quality (annual mean)

Breakwater South Geelong
PM2.5 5.0 µg/m³
same for both
PM10 20.5 µg/m³
same for both
NO₂ —
same for both

Council rates

Breakwater South Geelong
Average residential rate $1,802/yr
same for both
Council Greater Geelong
same for both

Federal electorate

Breakwater South Geelong
Division Corio
same for both
Member Richard Marles
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Breakwater South Geelong
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Breakwater

Affordable Quiet

South Geelong

Coastal Parks River Townhouses Transport Hub

More comparisons

Other comparisons with Breakwater

Breakwater vs Belmont Breakwater vs St Albans Park Breakwater vs East Geelong Breakwater vs Whittington Breakwater vs Charlemont Breakwater vs Thomson

Other comparisons with South Geelong

South Geelong vs Belmont South Geelong vs Newtown South Geelong vs Geelong South Geelong vs East Geelong South Geelong vs Thomson
Full data on Breakwater Full data on South Geelong
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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